There are tenants rights that have to be adheared to. I would remind the landlady of this. If she has employed an agent the agent should be aware of this. Absolutely get everything in writing and even with a discount to your rent make sure she respects your rights as a tenant. In fact you don't have to agree to a lock box on your home and they by law have to give you a 24hour notice before they can show the property.

I have been the agent in a situation similar to yours. No matter what amount you decide to discount your rent, GET EVERYTHING IN WRITING! This woman is violating landlord-tenant law all over the place, you are certainly right about that. Put in writing that she will follow landlord-tenant law, except as noted in your contract. I recommend having an attorney look over the contract that you write, and the rules that you expect to be followed. Best of luck!

Dd
I grew up in Washington (Pullman) and attend WSU. Part of the business curriculim is landlord tenant law. I have attached a link that you should read. Washington State has a very comprehensive package of tenants' rights that you should be concerned with now.

Here's why: In order to calculate the discount, would it not be helpful to know what you are "giving up"?
I would also look at the long term. I don't know how the property is being marketed, however I would guess that Days On Market are probably at least a couple of months (of course I may be mistaken). So if the property were going to be on the market two or three months, then a 45 day escrow, you may be quite a long period of interruptions and invonvenience.

One last thought is in most situations where the property is tenant occupied there can be specific showing instructions for the Realtors. In California, where I practice, there is a legal document that the tenant signs stating approval for the agreed-upon showing instructions (usually call tenant, appointment only).

Good luck!

http://housing.asuw.org/pdf/WashLandlordTenantAct.pdf

There are no standards for your situation, just something you will have to figure out for yourself and negotiate to a number you are happy with.
More importantly, though, are your rights as a tenant. Since they may very well vary, state to state, you need to consult an attorney (like Sylvia mentioned) or check with your State's Fair Housing to see if they have a landlord/tenant handbook. The laws definately protect the tenant.
You should find out your rights first to see how many of the annoyances your landlord has imposed are legal and then negotiate your rent by what's left (unresolved) legally.
These would be tenant violations, etc, in NJ (my market) to give you an idea of what you could expect in your state:
Landlords cannot enter without giving you 24 hours notice, except in the case of emergency. That goes for workmen, and any subsequent showings while the house is on the market.
In the case of the gardners showing up, she may be in violation of local municipal ordinances. Some towns do not allow any kind of outdoor work before 9AM.
If your lease provided for parking in the driveway, she cannot change the terms and ask you not to park there now.
Finally, your lease probably has to be honored by the new owner of the house. Even if the person buying intends to owner occupy, the original lease usually has to be honored. You just do not have to be offerred a renewal.
Once you find out your legal rights, work not only with your landlord to adjust the rent, but to arrange for convenient showing times. IE Weekdays between 10 and 4 (if you work and will be out anyway) and Weekends after 12.
As I stated earlier, I am a Realtor in NJ, and a landlord in NJ and FL. The above advice is pertinent to my knowledge in those states and I recommend you consult a local attorney to protect your rights.

Hi Dd:

I am not sure if there is any standard fee for the inconvenience she is giving you.

I think you first want to look at the condition in your lease and decide what is within her right and what is not - mostly not from what I read = and then decide what is it worth for you and ask her for that amount.

Since you are going to stay there for another 8 months, you probably want to promote good relationship between the two and who knows if she can't sell it for the price she wants, she might keep it as rental.

The other thing is, even if you are receiving discount in rent for your cooperation, you should still set limit for what she or the house hunters can do and define the consequences if they can't obey the rules so it does not take over your life. This is very important as she seems to be not honoring the right you currently have already

A pro tenant real estate attorny will be able to give you better advise.

Best,
Sylvia